Urban Development

Chapter 6: Urban Development
Urban development is a central component of the Comprehensive Plan because
it is closely tied to all other plan elements such as utility infrastructure,
transportation, economics and parks and recreation. It is also a powerful force in
shaping the look and feel of a community. As Conroe continues to attract
residential and commercial growth, both the positive and negative impacts of
development will be magnified. By examining current development patterns and
trends in the Conroe area, this chapter aims to:
Š Understand how development is currently influencing and shaping the
broader community
Š Estimate likely directions of future growth based on current trends and future
population forecasts
Š Explore whether Conroe would benefit from adopting additional regulations
to influence local development patterns.
Key Issues
Redevelopment and Revitalization
Rapid Pace of Growth
The City of Conroe is in the midst of a
transition from a rural County Seat to an
urban center in a rapidly growing
region. In the last five year period
(2001-2005), the City issued permits for
3,700 housing units. This is more than
three times the number of units
permitted in the preceding five-year
period (1996-2000). This level of
growth has brought many advantages
such as new housing and
neighborhoods, a more robust tax base
and additional retail services. On the
other hand, growth has also increased
traffic congestion, resulted in substantial
tree loss, and placed new demands on
city infrastructure and services. These
trade-offs can cause concern among
community members who will want
assurance from City leaders that future
growth will enhance, rather than
degrade, the quality of life in the
community.
C O N R O E
While new commercial and residential
growth has thrived in many areas of the
City, some areas have not attracted the
same level of investment from the real
estate market. Older neighborhoods and
commercial corridors are showing signs
of decline with abandoned and
dilapidated buildings, retail vacancies,
and a general unkempt appearance.
Some of these corridors (i.e. South
Frazier and SH 105 east of downtown)
are heavily traveled thoroughfares and
gateways into the community that leave
residents and visitors with a negative
image of the City. Residential
neighborhoods in need of revitalization
often have housing in need of repair.
This is more than an issue of image and
aesthetics, but one that affects the
health, safety and welfare of local
residents while also placing a burden on
the community tax base.
C O M P R E H E N S I V E
P L A N
6-1
Housing and Neighborhood Choice
The City’s housing stock offers
residents affordable housing options for
both owner-occupied and rental units.
As of 2000, the median value of owner
occupied units was $78,500 with 71
percent of owner-occupied units valued
below $150,000. These prices have
drawn many first-time homebuyers and
young families to the area, contributing
to the City’s success and rapid growth in
recent years. Housing that is of higher
value tends to be located outside of city
limits near Lake Conroe and other
amenities such as golf courses. As a
result, the City is not benefiting from the
higher property tax revenues that these
homes generate. A more diverse housing
stock that accommodates a range of
income levels and housing preferences
will help balance the City’s housing
market; retain residents as their housing
needs change; and improve the City’s
ability to weather changing real estate
trends.
Development Control and Incentives
The City of Conroe is a community that
welcomes development and business
investment and has therefore
consciously decided to minimize land
use regulations on landowners. This has
resulted in a mix of different land uses
and development styles that are
incompatible with each other in some
areas. For example, some areas have a
mix of rural residential (small homes on
large lots fronting a major road), heavy
commercial (i.e., manufactured home
sales, equipment sales and rental), and
various levels of industrial (from
warehousing to scrap yards) within
close proximity to each other and, in
some cases, near established residential
neighborhoods, parks and schools.
Conflicts between various land uses will
6-2
C O N R O E
likely increase without incentives or
regulations to strategically locate and/or
mitigate the negative impacts of highintensity uses.
Existing Development
Patterns
Land Use Inventory
A generalized land use inventory of
Conroe’s planning area was conducted
in 2006 to document existing
development patterns. The inventory
was completed by analyzing aerial
photography taken by the HoustonGalveston Area Council in 2004.
Driving tours and consultation with City
staff were used to check for accuracy
and document new development that has
occurred since the aerials were taken.
The inventory was not intended to
document parcel-specific land uses, but
rather to show general patterns of land
use and development.
The results of the land use inventory are
illustrated in Figure 6-1. The categories
used in the analysis are defined below.
Š Rural/Vacant (Light Gray) — areas
that are either undeveloped or have
some development at very low
densities. Typical uses include
agricultural, natural areas, and lowdensity residential. Limited
commercial and industrial activity
(such as mining) can also be found
in these areas but is typically
buffered from other uses by large
areas of undeveloped land and open
space.
Š Single Family (Yellow) — areas
primarily consisting of one-family
detached dwellings, though duplexes
C O M P R E H E N S I V E
P L A N
are also accounted for in single
family areas.
Š Multi Family (Orange) — areas with
structures of more than two
residential units as well as mediumdensity housing such as townhomes
and patiohomes.
Š Manufactured Housing (Brown) —
areas with manufactured home
subdivisions (owner-occupied) and
manufactured home parks (renter
occupied). Individual manufactured
homes on large rural lots are not
included in the manufactured
housing category and are instead
noted as rural/vacant in the existing
land use inventory.
Š Business Park (Plum) —specific
areas that have been planned to
accommodate a mix of business and
industrial uses in one area (i.e.
Conroe Park North). Uses found
include office space, warehousing,
research and development, and light
assembly.
Š Public (Blue) — uses typically
owned and operated by a
governmental body or provide
services accessible to the
community. Public uses in the
Conroe area include government
facilities and offices, schools and the
County airport.
Š Commercial Retail (Red) —areas
that promote activities for the sale of
goods and services. This includes
small shops and services, larger “big
box” retail centers, restaurants,
hotels and motels, service stations,
and various other customer-oriented
establishments.
Š Downtown Mixed Use (Dark
Gray)— the City of Conroe’s
traditional downtown area with a
variety of uses including
government, private offices, smallscale commercial and arts and
cultural facilities.
Š Commercial Office (Pink)— areas
used primarily for professional
business activity not involving direct
sales or manufacturing.
Š Industrial (Purple) —areas of both
light and heavy industry. This
includes activities such as
manufacturing, assembly,
warehousing, distribution, or
maintenance of products.
C O N R O E
Š Semi-Public (Turquoise)—uses that
provide community services such as
places of worship and hospitals and
clinics.
Š Parks and Recreation (Green)—
areas for public or private recreation
such as parks, community centers,
sports fields and golf courses.
C O M P R E H E N S I V E
P L A N
6-3
Table 6-1
Land Use Composition for Planning Area and City Limits
Land Use Category
Rural/Vacant
Single Family
Multi-Family
Manufactured
Housing
Commercial Retail
Commercial Office
Industrial
Business Park
Central Business
District Mixed Use
Public
Semi-Public
Parks/Recreation*
TOTAL
Acres—
Planning Area
33,420
15,922
239
959
Percent of
Planning Area
54.3%
26.0%
0.4%
1.6%
Acres—City
Limits
12,978
9,042
200
810
Percent of City
Limits
41.5%
29.0%
0.6%
2.6%
3,227
392
1,252
951
92
5.2%
0.6%
2.0%
1.5%
0.1%
2,726
392
1,107
618
92
8.7%
1.3%
3.5%
2.0%
0.3%
1,596
306
3,200
61,556
2.6%
0.5%
5.2%
100.0%
1,596
241
1,447
31,249
5.1%
0.8%
4.6%
100.0%
* In addition to city-owned facilities, the parks and recreation land use figures include private
golf courses and County and state parks.
Table 6-1 shows the land use
composition within Conroe’s city limits
and planning area. As the table shows,
the City of Conroe has a significant
amount of land dedicated to rural/vacant
uses (41.5 percent). This leaves a
substantial land reserve to accommodate
future growth. Of the developed uses,
single-family is the most predominant
use covering 29 percent of city limits.
Development Trends
Through the land use analysis and
comprehensive planning process,
several development trends were
observed and are summarized below.
6-4
C O N R O E
Residential Growth
Š An increasing share of recent
development is occurring within city
limits (although significant growth
continues in unincorporated portions
of Montgomery County).
Š New single-family subdivisions
within the City will help diversify
the local housing stock. As of 2000,
the City had a low home-ownership
rate, low median house value, and
high percentage of multi-family and
manufactured housing when
compared to similar jurisdictions.
Š The City of Conroe has begun to
attract some high-end development
within its city limits, though most
housing for high-income residents is
still located in unincorporated areas
around Lake Conroe.
C O M P R E H E N S I V E
P L A N
Capital Investments
Š The City and partners have been
actively upgrading facilities and
infrastructure to accommodate
growth including a new public
works center; Conroe Park North
business park; new roads (Sgt. Ed
Holcomb); Carl Barton Park; school
construction and expansion; and
Downtown improvements and
programs for revitalization.
Commercial Growth
Š Conroe Park North, a major
business/ industrial park, is
attracting new investment and jobs
to the area.
Š There has been significant expansion
of retail centers along IH 45 and
other highways, boosting sales tax
revenue and providing jobs and
retail choice for residents.
Š In some areas, particularly at key
interchanges (I-45 and State
Highway 105, I-45 and N. Loop
336), strip retail development exists
along the roadway frontages causing
traffic congestion on a regular basis.
Š The western segment of State
Highway 105 toward Lake Conroe
has long been—and continues to
be—a magnet for retail
development. The resulting “strip
development pattern along much of
this corridor has traffic safety and
aesthetic implications for the Conroe
area.
Š The County airport and
convention/event facilities add
another strong opportunity to the
area economy.
C O N R O E
Revitalization
Š Growth and prosperity is not shared
by all areas of the City. Along some
older commercial corridors (portions
of Frazier, Davis Street east of
downtown) dilapidated and
abandoned buildings are evident.
This poses the risk of entire areas
slipping into general decline.
Š Some residents of older
neighborhoods and manufactured
housing parks are living in
substandard, often overcrowded
housing. Though new housing under
construction in the City may be
affordable for those making the
median household income, lowincome residents often do not have
access to decent affordable housing.
Š State Highway 105 is a key gateway
to the community and is in need of
revitalization, primarily on the east
side. This entrance to the city is
unattractive with a mix of industrial
and heavy commercial activities
lining the corridor.
Mix of Uses and Development Styles
Š Development has occurred in the
City with minimal regulation,
resulting in a mix of different land
uses that are incompatible in some
cases.
C O M P R E H E N S I V E
P L A N
6-5
Future Development
Patterns
The City of Conroe’s existing
development patterns and trends
coupled with future population
projections help to provide some insight
as to what the future might hold for the
City if it continues on its current path.
While it is nearly impossible to
determine what the real estate market
will do over the next 20 years, it is
worthwhile to predict what it might do
given the information available.
Figure 6-2 1presents a potential growth
scenario for 2025 based on:
Š An estimated residential population
of approximately 90,000 residents
within the city limits (nearly double
the current estimated population);
Š 2025 population concentrations
projected by H-GAC (Figure 6-3);
Š 2025 employment concentrations
projected by H-GAC (see Chapter 7,
Figure 7-2);
Š Recent locations of residential and
commercial building permits within
the city limits (Figure 6-4)
Š Assumptions about prime
developable sites (i.e. sites close to
local amenities with road access will
develop before others)
Š Typical development patterns as
reflected in recent and upcoming
development activity
1
The future growth scenario does not represent
a zoning map, or a desired future land use
pattern.
6-6
C O N R O E
Implications
The growth scenario shown in
Figure 6-3 attempts to show what might
happen if the Conroe area continues to
grow at its current pace and intensity.
This growth pattern has several
implications that affect the character and
basic operations of the community.
Š Loss of trees and natural areas—
The Conroe area is known
throughout the region for its small
town charm and beautiful pine
forests. Residents have already
expressed concern that these
amenities are being lost at a very
rapid rate. The recent assessment of
the City’s tree preservation
ordinance found that the area has
lost over 1,000 acres of tree canopy
in the last decade. Though the City
still has a significant amount of rural
and undeveloped land, most of this
will likely be developed in coming
years to accommodate the 90,000
residents expected by 2025.
Š Increased cost of services—
Accommodating future development
requires expansion of municipal
services such as water and
wastewater (discussed further in
Chapter 4: Growth Capacity). The
City’s existing development pattern
is fairly spread out running all the
way from Lake Conroe south to the
Woodlands. Continuation of this
development pattern will require a
great length of costly water and
sewer pipe. Though initial on-site
improvements are traditionally
completed by the developer, major
expenses such as upgrading plants or
maintaining infrastructure are borne
by the City.
C O M P R E H E N S I V E
P L A N
Š Drainage—Development of
buildings, roads and parking lots
over a broader area results in a
significant increase in impervious
(hard) surfaces. This inhibits the
natural cycle of rainwater infiltration
and increases risk of local flooding.
Developers are required to address
storm drainage impacts through
mitigation techniques. However,
residents and City staff have noted
that many areas do flood more
frequently, likely as a result of
increased development activity.
Š Traffic—Transportation
improvements will be required to
keep pace with growth in order to
prevent traffic congestion. The City
already has many congested
roadways as noted in the
Transportation Chapter. Much of
this congestion is due to sheer
population growth, though it can
also be attributed to the strip retail
patterns along many area roadways
such as SH 105 and IH 45. Road
improvements and access
management techniques will be
necessary to ensure traffic problems
do not degrade the quality of life and
economic attractiveness of the City.
Š Retail pull—The spread-out nature
of the City’s development patterns
have attracted retail development in
an equally spread-out pattern that
follow’s the City’s major
thoroughfares. The existing land use
map shows Conroe’s retail being
stretched along IH 45 from the south
336 Loop all the way north to
League Line Road. Along SH 105,
retail is stretched from Lake Conroe
to Cut-and-Shoot. As new retail
areas emerge to follow residential
development, older retail tends to
C O N R O E
struggle and become blighted (i.e.
retail along South Frazier). The
City’s retail could fall into this cycle
without sufficient levels of
residential concentration
surrounding retail to provide
adequate local market capture.
Land Management
Alternatives
To zone or not to zone is a question that
continually arises in communities that
do not have zoning regulations (and
often in communities that do). The issue
tends to be a divisive one for residents,
business owners and local officials. For
many, the idea of zoning represents
unnecessary government intervention in
the real estate market and additional red
tape for landowners and developers. For
others, zoning creates some assurance
and predictability for what future
development might bring to their
neighborhood. Often overlooked in this
debate are alternative forms of land
C O M P R E H E N S I V E
P L A N
6-7
management that might better suit a
community like the City of Conroe that
seeks to both accommodate the market
and ensure that development meets the
standards and values of the community.
The debate about if and how to manage
land is important to consider as the City
begins to implement the Comprehensive
Plan. Should the City choose to amend
its development regulations, it has many
options that range from very flexible
and “market-friendly” to very
restrictive. Three alternatives are briefly
discussed here in order to present a
range of options for future
consideration.
Improve Existing Subdivision
Regulations
The first and least restrictive option
(aside from no amendment to current
development regulations) is to simply
amend existing subdivision regulations
to better encourage the type of
development that the City wants to
promote. This includes providing
additional options currently not
available under existing subdivision
regulations such as conservation
subdivisions. It also includes amending
existing ordinances that have proven to
be ineffective at delivering the intended
results (i.e. the current tree preservation
ordinance). Since subdivision
regulations do not control land use or
density, this option allows the market to
determine the location and types of land
uses in the community. However,
improvements to regulations will help
ensure that development meets higher
standards with fewer negative impacts.
Though this list is not exhaustive, some
specific ways to improve the City’s
subdivision regulations include:
6-8
C O N R O E
Š Revise the City’s Tree Preservation
and Landscape Ordinance—In 2006
an evaluation of the City’s tree
preservation and landscape
ordinance was conducted. The study
results showed that trees located in
“preservation zones” defined by the
ordinance were lost at a rate of 50
percent. Furthermore, the ordinance
only applies to commercial
properties, while many trees are lost
to residential developments.
The Tree Preservation Ordinance
Analysis provides recommendations
on ways that the ordinance can be
improved to ensure that
development occurs in a manner that
does not permanently deplete one of
the area’s greatest natural assets.
Some recommendations include
protecting trees on residential
development sites; requiring tree
preservation throughout the site
(rather than limiting it to tree
preservation zones); requiring the
preservation of small trees; requiring
tree surveys; and adopting an
official manual with guidelines for
tree protection. These
recommendations and others
identified in the study should be
implemented to make the City’s tree
preservation and landscape
ordinance effective.
Š Allow and Encourage Conservation
Subdivisions—Conservation
subdivisions use innovative site
design to protect desirable natural
features and open spaces. This is
achieved by clustering homes on
smaller lots in order to protect a
large area of open space for the
shared enjoyment of residents. The
open space is owned and maintained
by a homeowner’s association, land
trust or the City and can be kept in
C O M P R E H E N S I V E
P L A N
its natural state or designed as a
recreational amenity with hike and
bike trails or park space.
Conservation subdivisions allow the
developer to have the same number
of lots as conventional subdivisions
(based on the minimum lot size in
the subdivision ordinance), making
this an economically viable
alternative for developers. What
residents sacrifice in individual lot
size, they gain in large areas of open
space that provide pristine views,
recreational opportunities, and
buffers from surrounding
developments. Conservation
subdivisions have proven to be very
marketable in many other
communities throughout the U.S.
and Texas. Furthermore they have
allowed communities to protect rural
character and open space while also
accommodating development in an
innovative way.
Allowing conservation subdivisions
in the City requires an amendment to
the City’s subdivision ordinance.
Amending the ordinance to allow
conservation subdivisions, does not
force developers to choose this
model of development and does not
guarantee that conservation
subdivisions will be built in the City
of Conroe. It simply provides
another option for developers. If the
City wants to encourage this form of
development over conventional
subdivision design, it must make this
option widely known to developers
and easy to achieve through an
efficient approval process.
Incentives may be necessary such as
reduced stormwater mitigation
requirements (due to preserved open
space and reduced impervious
surface), or by allowing developers
C O N R O E
to gain additional lots if
conservation design is used over
conventional subdivision design.
Š Create a Parks Dedication
Requirement—Many communities
have found that providing adequate
parks to keep pace with
development has created an undue
cost burden that should be shared, in
some way, with the developer. As a
result, many communities have
amended their subdivision
regulations to include a mandatory
parkland dedication or fee in lieu to
ensure the adequate provision of
park space. This practice is
commonly used in Texas and
throughout the U.S. and has been
upheld by U.S. courts as long as
there is a “nexus”, or direct
relationship, between the impact of
the development on demand for park
space and the dedication
requirement. Though this option
may raise objections from some
developers, many are familiar with
the practice as it is used in other
communities and consider it a
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P L A N
6-9
standard cost of doing business. In
the end, a parks dedication
requirement makes the community
more marketable to potential
homebuyers by ensuring that the
City has adequate park space to meet
the recreational needs of current and
future residents.
Adopt the “Smart Code”
The Smart Code is a form of zoning that
aims to be more “market friendly” by
managing the form and character of
development more than specific land
uses. “Zones” are based on character
and levels of development intensity
ranging from:
1. Natural-undevelopable areas such as
floodplains and conservation areas;
2. Rural- agricultural uses and homes
at very low densities (i.e. 1
residential unit/20 acres)
3. Suburban- low density development
(2 residential units/acre) intended to
accommodate primarily singlefamily subdivisions.
4. General Urban- medium density
residential such as small-lot single
family, townhomes and patio homes
(4 residential units/acre). Lowintensity commercial and industrial
are also appropriate
5. Urban Center- akin to downtown
Conroe, this zone accommodates
low-rise buildings (4-6 stories) and a
mix of uses including medium
density residential, commercial,
public and office.
6. Urban Core—akin to downtown
Houston, this zone is not appropriate
for the City of Conroe but allows the
highest intensity development
including high-rise buildings.
6-10
C O N R O E
The Smart Code operates as a model
code with a template that communities
can use and adapt to fit their needs. It is
a relatively new tool that was developed
to address the problems with traditional
zoning. For the City of Conroe the
Smart Code has several advantages:
Š It provides some flexibility for the
market to determine the highest and
best use of a parcel as long as
intensity is managed.
Š It is fairly intuitive to establish the
zones since many developed areas of
the City already fit with the
characteristics of specific zones.
Š It can help create levels of intensity
(by establishing both a minimum
and maximum density) where
needed such as downtown Conroe
and areas around existing
commercial sites.
Adopt Traditional “Euclidean” Zoning
Traditional zoning, which divides the
community into districts according to
various uses, is the most restrictive of
the three options. This is the most
common form of land management used
throughout the U.S. and Texas. This is
advantageous in that most developers
and residents are familiar with how it
works. It also has the advantage of
ensuring that extremely incompatible
uses (i.e. industrial and residential) are
buffered from each other.
While traditional zoning is often viewed
as being unfriendly to the market, it
does generally follow “common sense”
regarding the location of commercial,
industrial and residential uses based on
site characteristics. The other argument
against zoning is that it segregates uses
to the point where a place like
downtown Conroe could not exist had it
C O M P R E H E N S I V E
P L A N
been regulated by traditional zoning.
Many communities have responded to
this criticism by adding flexibility to
their zoning code through planned unit
developments (PUDs) and overlay
districts. These tools aim to provide
developers with alternatives to the base
zoning designation with special
approval.
Urban Development
Goals
The City hopes to achieve the following
long-term goals through the
implementation of the Comprehensive
Plan.
Š Enhanced character and overall
quality of life.
Š Neighborhoods, commercial
corridors and a downtown business
district that are thriving, safe and
welcoming to residents and visitors.
Š A housing stock that accommodates
residents with diverse housing needs
and preferences.
Š Urban development that is
responsive to both market demands
and the community’s desires and
values.
Urban Development
Actions
The following actions have been
identified to aid the City in achieving its
Urban Development goals.
9 Identify funding sources and apply
for grants (i.e. Community
Development Block Grants) that can
aid in the redevelopment of older
areas such as downtown Conroe and
South Frazier.
C O N R O E
9 Establish incentives for the
renovation or redevelopment of
underutilized, blighted or vacant
buildings and parcels.
9 Establish a City program to identify
blighted properties and work with
landowners to encourage and
enforce external maintenance and
upkeep.
9 Conduct a market study to gauge
housing demand and preference in
the region and examine the City’s
development regulations to ensure
they can accommodate the desired
housing types.
9 Revise the City’s tree preservation
and landscape ordinance according
to the recommendations provided by
the Tree Preservation Ordinance
Analysis.
9 Establish a committee or task force
to explore options for additional
development regulations.
Urban Development
Policies
Policies are intended to provide
additional guidance for daily decisions
made by staff and City Council.
Decision-Making policies are intended
to guide decisions regarding
development projects and other
proposals. Administrative Policies
provide guidance on the day-to-day
business of the City regarding budgets,
staff resources and City-initiated
programs or projects.
Decision-Making Policies
Š Encourage innovative site design
and development patterns when the
resulting product achieves
C O M P R E H E N S I V E
P L A N
6-11
community goals such as open space
preservation, infill development,
improved housing choice, or
enhanced neighborhood character.
Š Encourage tree preservation and
adequate landscaping in all
development projects to protect and
enhance the area’s natural amenities.
Š Discourage development activity in
flood-prone areas.
Š Focus community improvement
projects and public investment in
areas that are either in the greatest
need (i.e. neighborhoods in decline
or deficient in specific amenities) or
those that provide the broadest
community-wide benefit (i.e. focal
points such as downtown or key
gateways).
Š Encourage the use of open space
and/or landscaping as buffers
between development projects of
differing intensities.
Š Support more compact forms of
development, where appropriate, to
minimize the amount of land and
infrastructure needed to
accommodate growth.
Š Encourage development projects
that offer a mix of housing styles
and types to accommodate residents
as their housing needs change.
Š Support the development of quality
affordable housing.
Administrative Policies
Š Demonstrate the City’s commitment
to established neighborhoods by
improving City infrastructure (roads,
sidewalks, parks) in these areas.
Š Actively enforce ordinances
regarding property maintenance,
blight and substandard housing
conditions to ensure that the City’s
neighborhoods remain safe and
attractive.
Š Provide leadership on beautification
and aesthetic standards by ensuring
that City-owned buildings and
facilities are attractively built, wellmaintained and nicely landscaped.
6-12
C O N R O E
C O M P R E H E N S I V E
P L A N
City of Conroe
Comprehensive
Plan
1097
45
Figure 6-1
105
LEA G
UE L
IN E R
75
D
Existing Land Use
(Study Area)
LO
Lake
Conroe
NG
MI
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Legend
3083
W PHILLIPS ST
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Boy Scouts)
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an
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1488
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Multi-Family Residential
Manufactured Homes
Commercial
Office
Industrial
Parks/Recreation
Rural/Vacant
S
Jones
State
Park
N
HTO
Business Park
Public
Semi-Public
45
1488
IG
CR E
Downtown Mixed Use
Single Family Residential
City Limits
Conroe Planning Area
Source: Wilbur Smith Associates, 2006
1097
City of Conroe
Comprehensive
Plan
45
§
¦
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1097
Figure 6-2
Conroe
Growth Scenario
105
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LE A G
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75
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RD
M
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Lake
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Commercial
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IG
CR E
N
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RD
Semi-Public
Parks/Recreation
D
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Camp Strake
Boy Scouts)
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Legend
Rural/Vacant
City Limits
45
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Conroe Planning Area
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a
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0
0.5
1
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r
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in
1488
1488
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State
Park
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Source: Wilbur Smith Associates, 2006
1097
1097
City of Conroe
Comprehensive
Plan
45
§
¦
¨
105
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Lake
Conroe
LE A G
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IN E
Figure 6-3
75
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RD
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NG
LO
2854
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Year 2025
Population
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3083
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2854
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3083
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RD
IG
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15 - 50
50 - 250
250 - 500
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*15 or Fewer Not Shown
City Limits
45
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Conroe Planning Area
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ac
²
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Source: Houston-Galveston Area Council (H-GAC), 2006
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City of Conroe
Comprehensive
Plan
M
NG
LO
Lake
Conroe
LINE
RD
0.5
RD
Figure 6-4
N FR
D
OL
SAPP
R ST
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10
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RS
AZIE
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G
NO
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!
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TO
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Conroe
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!
!
!
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Commercial permits
Residential permits
City Limits
Conroe Planning Area
D
KI D
1097
NR
Legend
S
ATE
EST
45
§
¦
¨
!!
!
!
!!
S
an
D
OL
ac
1488
int
2854
105
!
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r
!
!
242
!
(
Source: Houston-Galveston Area Council (H-GAC), 2006;
Wilbur Smith Associates, 2006